1725 Crabtree Circle Cir · Tuscaloosa, AL 35405

$239,900

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 19 Days on market

Built 1999 $154/sqft · 13% below area Est $277k · 13% under $24/mo HOA · 1% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.7/30.0
• ARV discount +13.5/15.0
• DSCR +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom/2 bath home situated on the best lot in the neighborhood! The open floor plan offers excellent flow and natural light and it's ready for your personal touch. Features include spacious rooms with a great kitchen island, dedicated dining space, gas fireplace in the living room, and a screened-in back patio overlooking a natural setting. Enjoy convenient front lawn care included in your annual HOA dues for low-maintenance living.

Key facts

• Open floor plan
• Great kitchen island
• Gas fireplace

Tags

• OPEN FLOOR PLAN
• GREAT KITCHEN ISLAND
• DEDICATED DINING SPACE
• GAS FIREPLACE
• SCREENED-IN BACK PATIO
• NATURAL SETTING

Property features AI

Finance

• Other: Subdivision: Crabtree Downs
• HOA & community: Homeowners association with an annual fee of $290 (about $24.17/month)

Exterior

• Parking: Attached garage (2 spaces); Concrete driveway
• Utilities: Public water
• Home design: Single family residence; One story
• Construction: Synthetic stucco exterior; Composition shingle roof; Slab foundation; Built as residential single family
• Exterior features: Rain gutters; Porch (screened)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating included; Cooling included
• Interior features: Granite counters; Gas starter fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (12.2% below list).
• Recommended offer: $211k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.4% in Tuscaloosa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#9 in AL, #2,909 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, cost of living A; Watch: crime F, employment D-.
• Tuscaloosa County (suburban): math 21% / reading 45% proficiency, ranked #47 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Englewood Elementary School (math 19% / reading 48%, grade F, #318 of 627 statewide, top 51%, 512 students, 74% FRL); Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 69% FRL vs 45% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 457 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,610 (12.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $276,630
• List price: $239,900
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Crabtree Circle Cir	0.00mi	3/2.0	1,554 (0%)	0mo	$240,000	$154	100
2238 Summer Haven Ln	0.26mi	3/2.0	1,690 (+9%)	0mo	$258,900	$153	73
1322 Gingerwood Lane Ln	0.53mi	3/2.0	1,531 (-2%)	1mo	$250,000	$163	72
1601 Hunters Run	0.20mi	3/2.0	1,669 (+7%)	9mo	$250,000	$150	71
1406 Plantation Rd	0.41mi	3/2.0	1,526 (-2%)	11mo	$209,900	$138	69
1775 Crabtree Cir	0.09mi	3/2.0	1,320 (-15%)	11mo	$242,000	$183	61
8006 Old Greensboro Rd	0.70mi	3/2.0	1,643 (+6%)	4mo	$210,000	$128	54
8000 Old Greensboro Rd	0.69mi	3/2.0	1,499 (-4%)	18mo	$185,000	$123	47
1399 Misty Ln	0.67mi	3/2.0	1,654 (+6%)	14mo	$160,000	$97	47
6225 Mimosa Gardens Cir	0.64mi	3/2.0	1,322 (-15%)	2mo	$230,000	$174	44
6204 Mimosa Gardens Cir	0.69mi	4/2.0 (+1)	1,418 (-9%)	12mo	$220,000	$155	38
6298 Mimosa Gardens Cir	0.69mi	3/2.0	1,360 (-12%)	12mo	$224,900	$165	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-21,517
• Equity at exit: $35,770

10-year hold

• IRR: 3.6%
• Equity multiple: 1.29×
• Total profit: $19,269
• Equity at exit: $20,742

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$100
• HOA: −$24
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $191

Break-even live

Break-even rent $1,864

Max offer price $239,900

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.59mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.67mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.69mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.71mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	21d	11	0.72mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.72mi
1800 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$1,095	$1.34	43d	1	0.90mi
7501 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$2,170	$2.65	43d	1	1.05mi
8002 Shadesbrook Dr Tuscaloosa, AL	3.0	2.0	1620	$1,510	$0.93	21d	1	1.48mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: gaslandscaping

Listing history 3 events

1. 2026-05-13
   status Pending 449-char remark
2. 2026-04-24
   listed $239,900 Active 449-char remark
3. 2026-01-21
   listed $239,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,273
• − Mortgage interest: −$13,438
• − Property taxes: −$1,085
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$288
• − Depreciation: −$6,979
• Taxable loss: −$1,760
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $2,719/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tuscaloosa County
• NCES district ID: 0103390
• Math proficiency: 21% ▼ -24.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $53,000
• Composite: 28.88/100
• National rank: #6641
• State rank: #47 of 129 in AL

Livability — Tuscaloosa

• Score: 77/100
• State rank: #9
• US rank: #2909

Category grades

Amenities A+ Commute C Cost of living A Crime F Employment D- Housing A- Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1963.0

Population outlook (Tuscaloosa County) Hauer SSP2

• Today (2025): 228,293 people
• By 2030: 240,551 · +5.4%
• By 2040: 263,856 · +15.6%
• By 2050: 286,491 · +25.5%
• By 2075: 335,783 · +47.1%
• By 2100: 370,520 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Tuscaloosa

• 2024 margin: Strong R (+20.4) · D 39.4% · R 59.8%
• 2008→2024 swing: -4.4pp toward R · 2008: -16.0pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+14.8 2016: R+19.5 2012: R+17.4 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• Metro: Tuscaloosa, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $240,000 WAMLS
• 2026-05-13 Pending — WAMLS
• 2026-04-24 Listed $239,900 WAMLS
• 2026-01-21 Listed $239,900 WAMLS

Property tax history

+3.0%/yr

Latest (2025): $1,085 · +7.0% YoY. Source: county tax records.